Regardless of whether you are in the area of where your units are or not, a property manager is crucial to maintaining your sanity. 

. (#7 real estate program according to usnews) Very interested in acquiring rental properties that maintains a passive income that can support a modest lifestyle.

I agree, which is why I'm looking for other ways to maintain a solid relationship outside of pounded out referrals for my professional relationships.  

They are not necessarily cheaper to maintain and repair, but you are more likely to replace them versus repair if there is a major component failure.  

They are applying to live together in a very well maintained three bedroom townhouse.

At the same time, if the property hasn't been maintained and taxes haven't been paid, did the bank already release it? 

It's harder having 1 or 2 properties and maintaining a full time job, with doing this part time.

There is really nothing passive about my real estate income, as I am proactive about finding properties, securing the financing, purchasing them, rehabbing them, finding good tenants, and doing all the tasks required to maintain the property.

We are already 50% over budget for December and another 6" are forecast for Monday :-| At this rate, we're on a curve for a 4-5K winter ... yet another reason you need to maintain adequate contingencies!

We maintain good relationships with our subs and know what to expect from them, so we schedule accordingly and don't let critical path fall behind.